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Answers (25)
- droopyd
- Contributions:403
As a buyer, if an agent hovers too closely, I become uncomfortable and want to leave.
- Cindy LaPeer ABR, e-PRO,SFR, Cdrs, "Houston Metro Pro"
- Contributions:2239
I think it is best to stay close at hand in most situations. If the house is occupied, it is more out of respect for the sellers than anything. When I sold my home, I would have been very upset had I found out that an agent let his/her clients wander through my home unaccompanied. I probably would have said something to the agent and called his/her broker if I felt it was needed. And if there are children, I have no problem gently guiding them along w/us. In some cases, I'm just a babysitter, but that's when my skills as a former teacher come in handy!
If it is a vacant home that is a foreclosure or not in the safest area of town, I think it is also best to stay w/my clients. I may have a vivid imagination about what's behind closed doors in foreclosures, but if anything ever did happen, I want to be right there. It would be difficult to explain to the state licensing board why I wasn't!!
Now if we have been in the vacant property a few times before and they're taking window measurements, placing furniture in their minds, etc., then I don't feel the need to be in the same room, but I'm at least close by.
Bottom line, it's my opinion that it's a Realtor's job to be there for his/her clients whether it is with a closed mouth for clients like Pasa or talking paint color and window treatments w/others. A Realtor should know his/her clients well enough to know what they want/need. It's lazy and unprofessional to do anything less.
If it is a vacant home that is a foreclosure or not in the safest area of town, I think it is also best to stay w/my clients. I may have a vivid imagination about what's behind closed doors in foreclosures, but if anything ever did happen, I want to be right there. It would be difficult to explain to the state licensing board why I wasn't!!
Now if we have been in the vacant property a few times before and they're taking window measurements, placing furniture in their minds, etc., then I don't feel the need to be in the same room, but I'm at least close by.
Bottom line, it's my opinion that it's a Realtor's job to be there for his/her clients whether it is with a closed mouth for clients like Pasa or talking paint color and window treatments w/others. A Realtor should know his/her clients well enough to know what they want/need. It's lazy and unprofessional to do anything less.
- David Akram, "David Akram"
- Contributions:83
It varies on a case by case situation and what the particular client is comfortable with. Some would prefer the personal space to think and discuss among themselves and some what their agent to be with them so they can discuss the different aspects of the property.
- Pasadenan
- Contributions:21426
I've been to several "open houses" where the agent is in the front room sitting at a desk, and there are "visitors" wondering around everywhere, unattended. Obviously, the agent thinks that at least the people will come back through the main entry, but I've seen them also walk out back, look at the yard, and the garage, and then leave by the driveway. And I've seen people open windows to see if they work at these "open houses", and then not be able to figure out how to get them latched again, and in some cases, couldn't even figure out how to close them.
If a buyers' agent (selling agent) is showing the home, of course I expect them to stay with the buyer at all times, but that is hard when a couple intentionally split up... Would any agent really insist that the two had to look at the same things even though their areas of primary concern are entirely different?
Of course children should be optional if the family wants to bring them; but of course they need to respect the property and be supervised. In most cases, the parents would do a preview without the children, but often they are not ready to make an offer if the whole family has not seen it and agreed. It is not possible to discuss something intelligently if the people haven't seen what they are discussing. And no, I would not accept any "babysitter" hired by an agent; I frankly wouldn't trust the agent nor anyone the agent hired.
I certainly would expect the agent to follow when I'm looking, as they are legally liable and legally required to supervise anyone they let into the home regardless of any affidavits, trust and bonding.
But I would let any agent representing me know that I don't want their "opinion" on anything, and that I expect them to be quite as their chatter will only disrupt my evaluation process. If they want to take notes on my random comments, that is their own problem, not mine, assuming that I'm actually "thinking out loud".
But if they start stating any "selling" comments that are completely non-objective, such as "this is beautiful", I'm walking out the door and finding a different agent. The agent will not get a second chance since I would have already told them up front what is acceptable and what is not. If the agent really believes it so beautiful, the agent should buy it instead of me.
If a buyers' agent (selling agent) is showing the home, of course I expect them to stay with the buyer at all times, but that is hard when a couple intentionally split up... Would any agent really insist that the two had to look at the same things even though their areas of primary concern are entirely different?
Of course children should be optional if the family wants to bring them; but of course they need to respect the property and be supervised. In most cases, the parents would do a preview without the children, but often they are not ready to make an offer if the whole family has not seen it and agreed. It is not possible to discuss something intelligently if the people haven't seen what they are discussing. And no, I would not accept any "babysitter" hired by an agent; I frankly wouldn't trust the agent nor anyone the agent hired.
I certainly would expect the agent to follow when I'm looking, as they are legally liable and legally required to supervise anyone they let into the home regardless of any affidavits, trust and bonding.
But I would let any agent representing me know that I don't want their "opinion" on anything, and that I expect them to be quite as their chatter will only disrupt my evaluation process. If they want to take notes on my random comments, that is their own problem, not mine, assuming that I'm actually "thinking out loud".
But if they start stating any "selling" comments that are completely non-objective, such as "this is beautiful", I'm walking out the door and finding a different agent. The agent will not get a second chance since I would have already told them up front what is acceptable and what is not. If the agent really believes it so beautiful, the agent should buy it instead of me.
- wetdawgs
- Contributions:26783
Marco has an excellent point: "Also this is a great time to see what the buyer is looking to buy..." When our agents have been following us around the house, they have learned a huge amount about our likes and dislikes by our comments. This is part of the continuing education for the agents so they can find the home of our dreams. Should they sit on the sofa as we tour by ourselves, they will be missing a critical part of their learning about our needs and desires, and slow down the process of finding the perfect home.
The best agent we had for finding a home talked to us for several hours before previewing 20 to 30 homes. We purchased the second home she showed us (and it would have been the first but we insisted on stopping at another one). The worst agent - over 100.
The best agent we had for finding a home talked to us for several hours before previewing 20 to 30 homes. We purchased the second home she showed us (and it would have been the first but we insisted on stopping at another one). The worst agent - over 100.
- Ed O'Connor, "Ed OConnor"
- Contributions:60
Great answers so far. Case by case basis but I always try to run my business by being with the buyer every step of the way.
I let them explore but am by them if they have any questions and I also like to give facts about the neighborhood, attractions etc. close by.
- Marco LaPadura David Lau, "Team MD"
- Contributions:263
Follow the buyer don't lead them. Let the buyer set the pace they will become more relaxed. You have to hang around for saftey reasons. Also this is a great time to see what the buyer is looking fo buy the questions hey ask.
- Whit Suber, "Top Broker in SC"
- Contributions:165
Well, thank you Sunnyview.
I'm off to show a few homes right at $900K right now. I'm going to give it a try. I know the buyers and I am far more confident that they are not thieves than I am regarding all the agents in town who have access to the lockboxes. (The narco thing I am a little concerned about as these folks have enjoyed copious amounts of recreational drugs together and who knows what they've moved on to. But Hey, any good sales experimentation is worth a little risk that some Oxycotin here and there may go missing.)
I say the risk is better than Mike's who seems comfortable going through his clients medicine cabinets. I wonder if he goes thru their panty drawers looking for loaded weapons.
I'm off to show a few homes right at $900K right now. I'm going to give it a try. I know the buyers and I am far more confident that they are not thieves than I am regarding all the agents in town who have access to the lockboxes. (The narco thing I am a little concerned about as these folks have enjoyed copious amounts of recreational drugs together and who knows what they've moved on to. But Hey, any good sales experimentation is worth a little risk that some Oxycotin here and there may go missing.)
I say the risk is better than Mike's who seems comfortable going through his clients medicine cabinets. I wonder if he goes thru their panty drawers looking for loaded weapons.
- wetdawgs
- Contributions:26783
As a buyer, I like to tour the house at our own pace and our own pathway. We don't mind an agent tagging along, in fact, like the opportunity to ask questions. We've tried agents who lead us through with a chatty sales pitch about every feature, those agents have not remained our agents very long.
As a seller, I want all buyers in my home to be accompanied. Should I see an agent sitting on the front porch smoking a cigarette while his client tours the house unaccompanied, I'd be on the horn within a minute complaining to his broker (both for the smoking as well as the unaccompanied). (And, I have seen that situation.)
I have mixed feelings about children. Children are welcome to tour my home for sale if they are monitored at all times and keep their hands to themselves. Children are not welcome to wander unaccompanied at any time. They shouldn't jump on couches, beds, play with toys, turn on or off the TV, nor be eating or drinking anything as they walk through the house.
As a seller, I want all buyers in my home to be accompanied. Should I see an agent sitting on the front porch smoking a cigarette while his client tours the house unaccompanied, I'd be on the horn within a minute complaining to his broker (both for the smoking as well as the unaccompanied). (And, I have seen that situation.)
I have mixed feelings about children. Children are welcome to tour my home for sale if they are monitored at all times and keep their hands to themselves. Children are not welcome to wander unaccompanied at any time. They shouldn't jump on couches, beds, play with toys, turn on or off the TV, nor be eating or drinking anything as they walk through the house.
- sunnyview
- Contributions:25120
Ok concrete vacant house, no narcs, kids are with grandma...got it. As a buyer I don't want the blow by blow sales pitch. I want to wander a bit and drive the conversation about the house. It's fine with me if the agent tags along through the house, but generally I want them to trail me instead of taking the lead and pointing out features as I look.
I don't mind it when agents point out things, but I prefer a more subtle pitch. If the backyard is big saying that it's got a nice backyard is fine, but if the agent over sells it, I start to wonder if I picked the right agent.
How closely the agent follows the client really depends on their professional style and the clients style. I appreciate input but I don't want to feel steered. My last agent didn't care for the house I liked and eventually bought. I could tell that there were others that she preferred. I listened to her input about what other buyers might not like and agreed, but knew that they were easily addressed problems. Her input was appreciated because it was honestly offered.
It's a difficult professional problem how much or how little to shadow or sell clients on a walk through, but I think that listening to the clients preferences and watching for the signals helps agents to give each client what they are looking for.
I don't mind it when agents point out things, but I prefer a more subtle pitch. If the backyard is big saying that it's got a nice backyard is fine, but if the agent over sells it, I start to wonder if I picked the right agent.
How closely the agent follows the client really depends on their professional style and the clients style. I appreciate input but I don't want to feel steered. My last agent didn't care for the house I liked and eventually bought. I could tell that there were others that she preferred. I listened to her input about what other buyers might not like and agreed, but knew that they were easily addressed problems. Her input was appreciated because it was honestly offered.
It's a difficult professional problem how much or how little to shadow or sell clients on a walk through, but I think that listening to the clients preferences and watching for the signals helps agents to give each client what they are looking for.
- Whit Suber, "Top Broker in SC"
- Contributions:165
Good Lord. Thieves, vandals, toddlers, and narco stealing pillheads.
OK, the house is vacant, there are no kids, it's made of concrete and is completely indestructible and your not napping on the couch but rather letting them know you'll be in the foyer if they have any questions... now... do you think your sales rate goes up, down or stays the same if you allow them tour the home unfettered???
OK, the house is vacant, there are no kids, it's made of concrete and is completely indestructible and your not napping on the couch but rather letting them know you'll be in the foyer if they have any questions... now... do you think your sales rate goes up, down or stays the same if you allow them tour the home unfettered???
- HomeOwnerVancouver
- Contributions:5
I would prefer to walk through by myself. However for obvious reasons, especially if it is not a vacant house, I am understanding of the agent accompanying. I would hope that agents would accompany their clients if they are showing my occupied house.
- S. Chris Webb, "PHX AZ RE BROKER"
- Contributions:411
Regarding what Mike below said about nar cotics:
Whenever we take a listing on a non-vacant house, we tell the sellers to remove ALL medicines, prescription or otherwise from the medicine cabinet and drawers. Pills are being scooped up by people posing as buyers to sell to kids on the black market. We see this pop up on the news and in our agent regional advisories quite often.
Whenever we take a listing on a non-vacant house, we tell the sellers to remove ALL medicines, prescription or otherwise from the medicine cabinet and drawers. Pills are being scooped up by people posing as buyers to sell to kids on the black market. We see this pop up on the news and in our agent regional advisories quite often.
- Kathy Robertson, "kathyhomebuys"
- Contributions:954
We have been selling real estate for many years and in other states and we have never experienced anything broken or stolen. However, when we are showing a home to a buyer and it is our listing, we show them the home room for room answering any questions that they have. If they are with children and many buyers do look at property with children, the buyers usually have control of the children and if they don't we tacticfully handle the situation.
- Michael Emery, "MikeEmery"
- Contributions:7286
Aside from the thought of thievery (because all my clients are saints!) how the heck are you going to find out that they think the upstairs bedroom is too small when you're downstairs napping on the couch?
I like to think of myself as a tour guide, pointing out the positive aspects of the home (great kitchen, new counters,) as well as the negative points (hey, watch your head on this low beam!).
On a side note, before doing an Open House, I've been known to check the homeowners medicine cabinet to ensure there's no narcotics within view that could be pilfered by the total strangers coming through the door. Dentists have a habit of prescribing a whole bottle of pain killers and you end up using one or two. But nobody wants to throw away the rest because - hey, they're painkillers!
I like to think of myself as a tour guide, pointing out the positive aspects of the home (great kitchen, new counters,) as well as the negative points (hey, watch your head on this low beam!).
On a side note, before doing an Open House, I've been known to check the homeowners medicine cabinet to ensure there's no narcotics within view that could be pilfered by the total strangers coming through the door. Dentists have a habit of prescribing a whole bottle of pain killers and you end up using one or two. But nobody wants to throw away the rest because - hey, they're painkillers!
- Joan Braunschweiger, "Morris County NJ"
- Contributions:1543
I wonder what the sellers and listing agents think of all the homes you have let buyers wander around in unattended.
How very, very lucky you are that nothing has been stolen or damaged in all those years. Chances were taken, by you, putting the sellers' properties at risk and you (and they) apparently lucked out.
Some families want to bring their children in to a potential property because after all, the kids may end up living there as well. Most people I know would not allowed their kids to be baby sat by someone they don't know, but I will admit that it is a suggestion that I will keep in mind for those buyers who desire to see a property (at least the first time) without their children.
Regarding vacant properties, it depends. Just because a property is vacant doesn't mean that it doesn't have things that can't be stolen or damaged.
Regarding the question generally, which is plenty easy for us simple minds to grasp, obviously buyers would prefer to go around by themselves. I answered that in the first post. That doesn't mean its appropriate.
There's not one seller I know or have ever heard of that would feel comfortable with buyers going around their home unattended. Its disprespectful and taking unneccesary chances.
- S. Chris Webb, "PHX AZ RE BROKER"
- Contributions:411
I walk *with* them, whether they have kids or not, so I can answer their questions if the need arises. These days more and more houses are vacant, anyway.
If I'm opening a home as a listing agent and I don't know the buyers, I watch them a little more carefully, although from a distance. I have seen an instance where another agent was showing one of our listings at an open house where a group of people came in and spread out, and there was nothing the agent could do. Every window in the house became mysteriously unlatched.
I do have buyer clients with small children, but they are well behaved and are well supervised. Only once have I had a buyer client that had small children that I had to "speak to" to be careful "for their safety". Those kids were crazy! But I can't imagine not allowing people to bring the children, no matter how rambunctious, that will be living in the house some day to not be there. Sometimes, in fact, they point out features and sell the home to their parents with their excitement. "Mommy, I LOOOOOOOOOOOVE this room! Can I live here?" or "AAWWWWWESSSSSSOMMMMME! This is the best pool I've ever seen! Will you buy it? Huh? HUH?"
If I'm opening a home as a listing agent and I don't know the buyers, I watch them a little more carefully, although from a distance. I have seen an instance where another agent was showing one of our listings at an open house where a group of people came in and spread out, and there was nothing the agent could do. Every window in the house became mysteriously unlatched.
I do have buyer clients with small children, but they are well behaved and are well supervised. Only once have I had a buyer client that had small children that I had to "speak to" to be careful "for their safety". Those kids were crazy! But I can't imagine not allowing people to bring the children, no matter how rambunctious, that will be living in the house some day to not be there. Sometimes, in fact, they point out features and sell the home to their parents with their excitement. "Mommy, I LOOOOOOOOOOOVE this room! Can I live here?" or "AAWWWWWESSSSSSOMMMMME! This is the best pool I've ever seen! Will you buy it? Huh? HUH?"
- Whit Suber, "Top Broker in SC"
- Contributions:165
I have been in the business for over 20 years and I have sold well over $300 million and I have never had a client steal anything out of someone's home. The only time I've had anything broken in a listing it was later realized that it was another agent that had broken it. (Of course she lied about it and blamed it on the cat for weeks)
And when it comes to kids, sure, in some cases I have allowed seemingly well-behaved kids to come along. But far more often I have hired a babysitter for my clients.
The original question is about sales and what is the best way to reach that end. I had no idea that many often show homes to thieves and vandals.
When it comes to sales, what is best?
And when it comes to hiring sitters, I promise you that is money well spent. It conveys to your client that you are serious and you expect them to be the same. When you ask for the order, trust me that $50 you spent will pay you back. And it is obvious that your own time will be much better spent if your buyers are not tending to their kids all day.
But to help us through this obviously difficult question to grasp, lets say the home is vacant and there's nothing to steal or break: do you think your sales rate goes up, down, or stays the same if you were to allow them to view more or less on their own?
And when it comes to kids, sure, in some cases I have allowed seemingly well-behaved kids to come along. But far more often I have hired a babysitter for my clients.
The original question is about sales and what is the best way to reach that end. I had no idea that many often show homes to thieves and vandals.
When it comes to sales, what is best?
And when it comes to hiring sitters, I promise you that is money well spent. It conveys to your client that you are serious and you expect them to be the same. When you ask for the order, trust me that $50 you spent will pay you back. And it is obvious that your own time will be much better spent if your buyers are not tending to their kids all day.
But to help us through this obviously difficult question to grasp, lets say the home is vacant and there's nothing to steal or break: do you think your sales rate goes up, down, or stays the same if you were to allow them to view more or less on their own?
- sunnyview
- Contributions:25120
"And who shows houses to people with their kids?"
What universe are you living in, where no one has kids when they look at houses? When I am looking at family houses, I have often brought my kids. They are quiet, polite, respectful and well behaved so it has never been an issue with any agent. They stay with me and when they come through the front door their shoes go off.
I also limit my viewings so that I am not looking at houses that are not already an 80-90% match based on area, neighborhood, multiple drive bys etc. Good agents have the ability to be accommodating and non intrusive without compromising the safety of security of the house being shown. At least, all my past agents have.
What universe are you living in, where no one has kids when they look at houses? When I am looking at family houses, I have often brought my kids. They are quiet, polite, respectful and well behaved so it has never been an issue with any agent. They stay with me and when they come through the front door their shoes go off.
I also limit my viewings so that I am not looking at houses that are not already an 80-90% match based on area, neighborhood, multiple drive bys etc. Good agents have the ability to be accommodating and non intrusive without compromising the safety of security of the house being shown. At least, all my past agents have.
- Joan Braunschweiger, "Morris County NJ"
- Contributions:1543
I'm not sure what reality you are dealing with Whit, but in my world I need to take care that I am not letting people traipse through someone else's home unattended. My world also includes families with children. How odd that you would tell your potential buyers that they can't bring their children, who may potentially be living in the home someday. Or here's a reality check- some parents don't have easy access to babysitters.
I have always been sensitive to the fact that we are in someone's home, that its not easy for sellers to have strangers coming into their home and that we owe them, as agents, the peace of mind that all buyers will be attended while touring the home.
The fact that you and apparently other agents don't feel the same way frankly scares me, especially since I will most likely have my home on the market within a year.
I have always been sensitive to the fact that we are in someone's home, that its not easy for sellers to have strangers coming into their home and that we owe them, as agents, the peace of mind that all buyers will be attended while touring the home.
The fact that you and apparently other agents don't feel the same way frankly scares me, especially since I will most likely have my home on the market within a year.
- Whit Suber, "Top Broker in SC"
- Contributions:165
Joan- Are you saying you have an ongoing problem with Buyer stealing stuff out of homes you sell? Who are you showing houses to?
And who shows houses to people with their kids? If your concern is for the wellfare of someone elses home, here's a hint: don't bring someone elses kid into someone elses home.
And who shows houses to people with their kids? If your concern is for the wellfare of someone elses home, here's a hint: don't bring someone elses kid into someone elses home.
- Joan Braunschweiger, "Morris County NJ"
- Contributions:1543
"It also is property specific if I am showing a million dollar plus home I will be with them at all times."
Huh???
So you are saying that you feel that the seller of a property worth less than a million dollars isn't deserving of our due diligence in making sure no harm comes to their "lesser" property?
- Darrell Self, "Darrell Self"
- Contributions:349
I also walk through in front of the clients so I can point out issues I find or items that I thing should be paid attention to. They usually want to go back through afterwards and review specific things and I let them walk around on their own at that time. It also is property specific if I am showing a million dollar plus home I will be with them at all times.
- Chris Pray, "Chris Pray"
- Contributions:103
I think it depends on the client, but when I first start out with buyers I always start out leading the way through each home. I soon see who wants to explore at their own pace (and I am a step behind them) and who wants me to lead the route through each home. Families with little ones in tow I try to keep together.
- Joan Braunschweiger, "Morris County NJ"
- Contributions:1543
Whit, you're kidding right? We can't just let people walk through other people's homes unattended!
I'm sure buyers would prefer not to have an agent accompany them. But I don't care. We have an obligation to the seller to make sure that their property is safe from harm, whether its small wild children (have had plenty of those) or potential thieves.
I'm sure buyers would prefer not to have an agent accompany them. But I don't care. We have an obligation to the seller to make sure that their property is safe from harm, whether its small wild children (have had plenty of those) or potential thieves.
Agents: When showing, is it best to walk with your clients thru-out?
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Contributions:165Buyers, what do you prefer?
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